By Simon Royer, REALTOR® at RE/MAX Icon Realty
Is it just me, or is it really quiet out there?
Fewer showings. Less urgency. Open houses where the loudest sound is the furnace. If you’re asking why the real estate market is so quiet, you’re not imagining it. I’m seeing it too.
So where did all the buyers go?
Here’s my take: they didn’t disappear. They’re behaving differently. And once you understand how, you can make a much better move, whether you’re buying or selling in Brantford, Cambridge or Kitchener-Waterloo.
Buyers Have More Choices Than They Used To
A showing used to mean maybe. Today, buyers can eliminate a surprising number of homes without ever leaving the couch.
Photos, floor plans, street view, sold history, price history, days on market. All of it is a few taps away. By the time someone books a showing, they’ve already ruled out most of what’s out there.
The official numbers back up what I’m seeing. According to the Cornerstone Association of REALTORS®, Waterloo Region sales in August were down about 11% from a year earlier, and there was roughly 3.5 months of supply across all property types. That’s a fairly balanced market, and buyers know it. More choice means less panic. Less panic means fewer buyers rushing to the first open door.
It’s Not Just the Price. It’s the Monthly Cost.
Affordability is the big one, but not in the way people usually talk about it.
Buyers aren’t just looking at the price tag. They’re adding up the whole monthly picture: mortgage, property taxes, utilities, insurance, maintenance, and condo fees if there are any. That total is what decides whether a home works for them.
This is why I separate interested buyers from motivated buyers. Interested buyers browse, save listings and send you ten screenshots. Motivated buyers have the numbers worked out, have a reason to move, and act. Right now there are plenty of the first group and fewer of the second.
And Don’t Get Me Started on Condos Right Now…
Okay, a little bit.
Condo buyers are doing the math harder than anyone. They’re looking at the total carrying cost: the mortgage plus the monthly fee. They want to know what that fee actually covers, how healthy the reserve fund is, and whether a special assessment is lurking.
Those are all smart questions. (I wrote a whole piece on why everyone bad-talks condos and what to check before you buy one.)
I’m not calling it a collapse. I’m saying condo buyers have more room to negotiate and they’re using it.
Don’t get me started on condos right now. That’s probably an entire article on its own.
Buyers Think They Have Time
Remember when you had to decide in a day or lose the house? That market trained everyone to panic.
This one is different. Buyers see inventory, they see homes sitting, and they think, “If I wait a month, there’ll be something else.” Sometimes they’re right. So they wait, compare and wait some more.
That’s not fear. It’s patience, and the market has earned it.
Quiet Doesn’t Mean Nobody Is Buying
Here’s the part that surprises people. Quiet doesn’t mean nobody is buying.
It’s a smaller crowd, not an empty room. And the crowd that’s left is picky. The right price. The right condition. The right property. The right presentation. When those line up, buyers still show up and move quickly. When one is off, you hear crickets.
It also depends where you are. The Cornerstone CEO made the point that Waterloo Region isn’t a single market. Over the past year, the Kitchener-Waterloo benchmark price was down about 6.0% (to $628,300), while Cambridge was down a more modest 4.2% (to $666,400). Same region, different story.
If You’re Selling, Read This Part Twice
If you’re selling, this is where a quiet market gets expensive.
The classic mistake is: “Let’s start a little high and see what happens.”
I get the logic. You can always come down, right? But here’s what actually happens. The first couple of weeks are when the most buyers are paying attention. Start too high and you spend those weeks watching people scroll past your listing. By the time you adjust, your home isn’t new anymore. It’s the house that’s been sitting, and buyers start wondering what’s wrong with it.
Great marketing can get buyers to look at your home. It can’t make them believe it’s worth more than the alternatives.
Your price is your first impression. In a quiet market, buyers compare everything, so price against what they can actually buy instead of what you hope they’ll pay. If you want to see where you stand, start with a free home value and we’ll talk about what the number means. (I’d rather you price it right than list with me at the wrong number.)
If You’re Buying, You’ve Got Some Advantages
A quiet market works in your favour in a few ways, with no promises of bargains:
- Time. You can think, compare and sleep on it.
- Choice. More listings to pick from.
- Negotiating room. Especially on condos, townhomes and homes that have been sitting. Ask for the full price history. A relisted home can look new when it isn’t.
- Less competition. On many homes, anyway. The good ones still go quickly.
What you don’t get is a guarantee that everything is a deal. A badly priced home is still badly priced, even in a quiet market. The advantage is being able to tell the difference.
“But Simon, Can You Actually Buy Anything Decent Anymore?”
I get this question constantly.
There are still homes available under $500,000 in Brantford, Cambridge and Kitchener-Waterloo. What you get differs in each city, and it’s easier to see than to explain.
SIMON SAYZ
A quiet market isn’t necessarily a bad market. It’s a market where you need a reason to make a move instead of making one because everybody else is.
So… Where Did All the Buyers Go?
They’re still there. Watching. Comparing. Cautious. Waiting for something that makes sense.
If you’re a seller, make sense for them. Price it right, present it well, and don’t waste your first two weeks. If you’re a buyer, use the time. Get your numbers straight, know your monthly comfort zone, and be ready when the right one shows up.
Thinking about buying or selling and trying to figure out what this market actually means for you? Tell me what’s going on. I’ll give you my read on it. No pressure.
Frequently Asked Questions
Why is the real estate market so quiet right now? Mostly because buyers have more choice, monthly costs are still stretching budgets, and many buyers feel they have time. Fewer people are buying, but the ones who are tend to be well-prepared and selective.
Is it a good time to buy a home in Brantford, Cambridge or Kitchener-Waterloo? It can be, if the numbers work for your monthly budget and the home is right. A quiet market gives you time and negotiating room, but it doesn’t make every listing a good deal.
Is it a good time to sell? It’s a good time to sell if you price it correctly from day one. It’s a hard time to test an optimistic price.
Are home prices dropping in Ontario? In Waterloo Region, benchmark prices were lower than a year earlier as of August 2026, with Kitchener-Waterloo down more than Cambridge. Prices vary a lot by property type and area, so look at your segment, not just the headline.
Where are all the home buyers? They’re still shopping, but they’re comparing more, waiting longer and committing only when a home hits the right price and condition.
This blog post reflects the personal opinions and professional experience of Simon Royer, REALTOR® at RE/MAX Icon Realty. Not intended to solicit buyers or sellers currently under contract. RE/MAX Icon Realty Brokerage, 33-620 Davenport Rd, Waterloo ON N2V 2C2